Vances
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of JPAR CITY AND BEACH · via realMLS
Vances is an old-Jacksonville pocket where price is driven almost entirely by condition and how much of the original structure remains. With a median build year of 1940 and stock going all the way back to 1904, you are buying into a wide spread of renovated, half-renovated, and untouched homes. Two houses on the same block can be worlds apart on price for reasons that have nothing to do with square footage, so comps here need a trained eye rather than a formula.
The median living area sits around 1,249 square feet, which tells you this is a small-footprint market. A homestead share near 22% signals that a large portion of these 288 homes are held as rentals or non-owner-occupied, which shapes both the mix of listings and the pace. For a seller, that means the buyer pool includes investors as well as owner-occupants; for a buyer, it means underwriting the actual condition matters more than the asking number.
The setting & the homes.
Aerial and on-site photos of Vances. Swipe to explore the community.
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VancesPhotos from realMLS listings in Vances; content deemed reliable but not guaranteed.
Who Vances is best for.
Best for
- Renovators and investors who can budget for structural and systems work on pre-war homes
- Buyers seeking a smaller, lower-carrying-cost home with older-Jacksonville character
- Owner-occupants who want to build sweat equity in a fixer they can improve over time
Probably not for
- Buyers who need move-in-ready, warranty-backed new construction
- Anyone wanting large square footage or room to expand without renovation
- Buyers who want tight, predictable comps and uniform housing stock
The market around Vances
Vances is a small community — 79 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
In ZIP 32209, 238 homes are on the market and 21% are under contract — a steady corner of Jacksonville.
Across Duval County, 2,814 homes are active and 1,188 pending (30% under contract).
The housing mix here is 97% single family residence, 3% townhouse.
ZIP and county figures describe the wider market, not Vances specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Vances
Live MLS inventory for Vances. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Vances listings as of 2026-07-14, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Vances on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from realMLS. Map data © OpenStreetMap, tiles © CARTO.
Schools
- Duval County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Susie E. Tolbert · Elementary
- Lake Shore · Middle
- William M. Raines · High
Zoned schools reflect the assignments reported on recent Vances listings and can change; always confirm with Duval County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Vances address.
The Vances buying strategy.
If we were buying in Vances today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Vances.
An old-stock market that rewards diligence
The build range here runs from 1904 to 2024, with the midpoint at 1940. That much age means the fundamentals — foundations, wiring, plumbing, roofs — vary enormously from house to house. A renovated bungalow and an as-is fixer can sit steps apart, and the median price you see for the area masks that spread. Read every listing as its own project until proven otherwise.
At roughly 1,249 median square feet, these are efficient, smaller homes rather than sprawling floor plans. That keeps carrying costs contained but limits room to grow without an addition. With just over one in five homes homesteaded, expect a meaningful investor presence in the transaction data, which can move faster and value differently than owner-occupant deals.
The location and the amenities are priced into every listing in Vances. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a neighborhood this old and this varied, the number on the listing is the least useful piece of information. We walk the structure with you, separate cosmetic from structural, and price against genuinely comparable condition rather than a broad area median. That discipline is the difference between a smart buy and an expensive surprise.
Vances in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Vances buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Vances sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Vances, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Vances home worth?
Get a no-obligation home value based on real comparable sales in Vances, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in Vances on the map →
19% of homes for sale in ZIP 32209 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-07-18).
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Duval County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Duval County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
Frequently Asked Questions
How many homes are in Vances?
What share of Vances is owner-occupied?
When were the homes in Vances built?
Do cash buyers compete in Vances?
Who is the best real estate agent for Vances?
How do I find a top Jacksonville real estate agent who knows Vances?
Can Momentum Realty connect me with an agent for Vances?
Should you buy in Vances?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Vances with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: July 14, 2026) |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (4 streets, ZIP 32209)) |
| Under-contract shares | realMLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2003 (35 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of realMLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the realMLS member average and 8 days faster, and we’ll price yours against live your area comps.
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